Is the fact that my conveyancer in Paddington is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Paddington conveyancing firm and ask them why they are no longer on the approved list for your lender.
Can you help? My Paddington lawyer is informing me me that he is legally obliged toorder Paddington conveyancing searches due to the fact thatthe firm are on the Santanderapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Paddington conveyancing searches.
My wife and I are selling our house in Paddington and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Paddington. We have lived in Paddington for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Paddington is the location of the property. Can you shed any light on this issue?
Flying freeholds in Paddington are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Paddington you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Paddington may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Am I better off to use a Paddington conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can handle the legal formalities however her office is 300kilometers away.
The benefit of a high street Paddington conveyancing firm is that you can visit the firm to sign paperwork, deliver your ID and apply pressure on them where appropriate. Having local Paddington know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were happy that must surpass using an unfamiliar Paddington conveyancing lawyer just because they are round the corner.